Orbit reviews

★★★★★ 1/5

Trustpilot

Still ongoing despite formal complaint

I’m writing to formally complain about the ongoing issues I have had regarding outstanding repairs, lack of communication and transparency with Orbit.Payments: In January 2022 I received a letter outlining the direct debit payments for the year. I have now just received a letter (28th March) to advise of monthly payments increasing by approximately £34 per month immediately (1st April) with no explanation of why. This is not the first time Orbit have done this and it has created a habit of increasing the monthly payments with little notice throughout the year making it impossible to budget.Property: I reported a crack in my ceiling near the boiler when I purchased the property in 2017. This was never fixed and has since got worse.Car park lighting: I first reported that one of the lights in the car park was out in summer 2021. Since then, all lights were out, and this was consistently reported throughout the winter. I mentioned the safety issue every time I called. I could not see should anyone be hanging around in the car parks. I could not see pedestrians if I was driving unless my headlights were directly on them. I have called Orbit and explained that it’s not being fixed at least 10 times this year alone, both to the repairs number and customer resolution team. Your response of booking it in with MPS is not working. The lights remain off part from one. Again, I would like this removed from my service charge and to be reimbursed for this expense from last year.Mechanic doors: Emergency exit/token entry system added incorrectly. The system (that was added to our service charge) is null and void. You can still enter the building with a key and when leaving, you don’t need to press the exit button that’s been installed, you just turn the handle as we had always done. I’m unsure of why we had to pay for this job which nobody uses as it hasn’t been done properly.Car permit enforcement: After emailing a complaint to both Orbit and HML about a parking control enforcement without consultation, I have since received the letter that was sent to the houses to be informed. The homeowners living in the blocks were not notified or added to any consultation or survey process despite the main changes taking place to the parking that’s specifically for the blocks. The issue that was reported is the commercial vans that are parked opposite the houses on the street. It would make more sense to add a red/yellow line to the areas on the street where it is dangerous to park. Why would a consultation and survey only be sent to the houses (the ones who have complained about the on-street parking issue) but the solution is to penalise the bay car parks that the blocks use? Why was the survey/consultation extended to the ones that will be most affected by this change? As stated in my previous letter, I do not consent to this or cost to be added to my service charge after 1 year.Back door is broken: The door constantly breaks and has been broken for months. The door needs to be physically held in place whilst the lock mechanism returns to actually close the door meaning that it ends up being left open.Window cleaner: I reported that the cleaner comes, only cleans the windows on the first 2 floors and doesn’t clean the back windows. This hasn’t been rectified.Bin store: The lock kept breaking and replaced with cheap locks. A resident replaced it himself with a better quality one. Further highlighting that in the event the repairs are carried out, they are done in such a cheap way that the fault keeps returning.Management fee: I’ve been requesting to meet/see/communicate with a property manager which hasn’t yet happened. With so many issues in this building, I don’t see the need for a £3456 fee.I am appalled at the lack of service, communication or care received in my five years living here. I should not have had to reach this point over repairs and issues that were quite simple to rectify.A copy of this will also be sent to the housing ombudsman.Edited to add: I've already been in touch with the customer resolution team after the last complaint, it's still outstanding.

C · 29 March 2022

★★★★★ 1/5

Trustpilot

This really isn't good is it?

This really isn't good is it?I called at 9.45pm to your emergency line as I have a leak somewhere in the kitchen under the sink that is behind the actual plasterboard and has now leaked all under my kitchen floor making it squishy, the flooring is ripping and breaking due to the leak.I was told I would get a call.in the next 4 hours but maybe before....it's now 3.07am and I haven't had a call....I explained I have a special needs son and she assured me what I just stated. So I just waited up all this time for what? My son will wake up early and need 24 hour care, I'm a single parent and I'm going to have to deal with all the daily stress with little sleep. Thank you yet AGAIN for being a complete waste of time. I will cancel my direct debit that I set up to pay the rent and I am not paying another penny until the issues in my property are sorted.Don't house with this association, they don't care about tenants or the state of properties and when you are a few days late with rent they threaten you with all sorts of disgusting things. If you want your rent on time carry out the repairs on time, and as for emergency 24 hour call out? Hahahaha, who's going to crack the next joke?The longer you leave this water that's flooded my kitchen floor underneath the more damage, the more damage the more it costs you to rip it all up and replace it. ***UPDATE***I had an UNQUALIFIED plumber sent by Orbit by MPS to fix it.....he told me himself!! He isolated my cold water pipe going into the washing machine and told me that basically it was my fault and orbit would most likely not repair anything....fair enough.....He goes, tells me there won't be anymore leaking as it was that....I now have video evidence of the old eroding copper piping leaking! Of course it wasn't fixed as they sent an UNQUALIFIED plumber!! I will be contacting my local council to report this behaviour and I won't be allowing any of your contractors into my property to fix anything unless they can prove they're qualified to do so. Disgusting performance and the press will be getting this, I also want someone from orbit to contact me and explain why they allow UNQUALIFIED personal into properties to fix things they aren't qualified to do! He then told orbit he "didn't say it"....oh really? Why would I know that his Dad was a qualified plumber and took him on jobs as a kid and that's how he picked it up? I smell incompetent liars 💀🔫🔫🔫

Nempire · 27 March 2022

★★★★★ 1/5

Trustpilot

No hot water for 3 weeks!!

No hot water for 3 weeks!!The level of urgency from our managed estate agent, Hamptons is shambolic. We have been without hot water for 3 weeks now and seem to be no closer to a resolution.Hamptons/Orbit only hire cheap contractors, who attend your property and leave within 2 minute as they have no clue what they are doing.The level of communication from Hamptons is arguably non existent. All we do is chase and chase and get nowhere.As long as the landlord get their rent paid, nothing else matters. Absolute shambles of a company.

Chris · 15 March 2022

★★★★★ 1/5

Trustpilot

Poor customer care

I contacted the customer care team about a fire alarm that had been constantly going off from one of the houses currently being built. I spoke with Farzana, and then received responses from floor walker Paul.

Millie · 22 May 2026

★★★★★ 2/5

Trustpilot

John Wayne's homes

As a temporary contractor who has worked on everything from wind farms in Cornwall to ASOS WHARE HOUSE in Germany powerstations and house building I can honestly say I'd rather live in a pop up festival tent ..These properties are thrown up .using the very cheapest materials available ..how do I know ...I unload the lorrys . I've been doing this job 26 years I know cheap bricks plasterboard when I see it .. the site management struggle to run a bath never mind a site ....and don't worry there's lassoo and spur marks on everything ..yeeehaa ... .

Paul · 11 February 2026

★★★★★ 4/5

Trustpilot

My experience with Orbit has been…

My experience with Orbit has been mixed. Staff I’ve spoken to have generally been polite and pleasant, however dealing with ongoing ASB issues has felt very slow and frustrating despite repeated reports from residents.

Sara · 27 May 2026

★★★★★ 1/5

Trustpilot

Constant deliberate mishandling of complaints, corruption and ignorance!

I have made constant complaints about one of Orbit's tenants harassing me for the better part of 4 or 5 years.Back in around November 2014, I told the tenants son, who used a motorcycle that pavements were for people and not motorcycles, this is enshrined in law, namely Sections 33 and 34 of the Road Traffic Act 1988 and Section 59 of the Police Reform Act 2002.The son responded by telling his bully and thug father that I "threatened to kill him" when those words were never said. My exact words were: "pavements are for people, not bikes... numpty". Since then he made a point of riding his bike on footpaths knowing that I was watching, and on at least 2 occasions, there were small children playing nearby. Who knows what would have happened if he hit one of them, perhaps a disqualification and a prison sentence for causing serious injury by dangerous driving?Some time later, he had an accident on a dual carriageway after a car hit him, he got a new bike and his acts carried on unabated and he eventually got a large Honda motorcycle which was loud and backfired. He did this purposely outside my address while giving me the middle finger.I contacted Orbit Housing repeately, and all they did was DELIBERATELY mishandle my complaints, and ended in them ignoring me, despite repeated proof by way of video evidence. In the end, I just exposed them on Youtube and he sold his bike and I have not heard from him since.The father on the other hand...The father up to last year continued to harass me, using his loud motorcycles on footpaths, this includes riding them without wearing a helmet, almost running over small children, and reving up his engine between the hours of 4 and 5 in the morning knowing what he was waking me up every time. I started to record him and eventually got proof that he was pushing his bike past his house, but riding it past my address, which shows that he was doing it purposely.Since around 2 or 3 weeks after that video was uploaded to Youtube, I have only heard his bike start up once. That was earlier this year.In short, Orbit were less than helpful, and only cared about taking rent from their tenants, ignoring and deliberately mishandling complaints from tenants of other associations.**UPDATE**Orbit have now ceased all communications with me.This is because, in my view, their customer service is so bad, that it does not exist! I am also of the view that I can say with a degree of confidence that they dont care about the utter misery that their tenants cause people like myself and just prefer to ignore it. A lack of response here tends to support this theory as well.

Thomas · 11 November 2021

★★★★★ 5/5

Trustpilot

Supported by a stranger that made my day!

I was apprehensive about answering the phone because it was no caller Id but I am so glad I did Amy took her time and was very patient with me I felt lonely dark and quite sad this morning but Amy listened and explained what she was going to do for me she asked my permission to refer me to a couple of different support networks she cheered me up and I can tell she is a kind and generous lady. Thank you Amy 10 out of 10 darlin! Oh yeah she should get a pay rise and a promotion lol we could do with more Amy’s in this world…

Heidi · 4 November 2021

★★★★★ 1/5

Trustpilot

On Friday 15th October I was with My…

On Friday 15th October I was with My Mother in Her Flat ME2 4DX When the Kitchen Light failed to work. My Mother is 85 and Disabled and Phoned Saturday 9am to Report the fault. After insisting she was Disabled and used a Zimmer Frame around her Flat Orbit agreed to a 4hr call out. After no-one appeared another phone call was made and it was10hrs before anyone appeared who said he couldn't repair as wholesalers were now closed and would report and sort on Monday18th October. Needless to say no0ne appeared or contacted my Mother. After an official complaint was made. A Contractor phoned on Saturday 23rd and said it had not been followed up or request for repair was made. Mother was also casually told to put a Table lamp in Kitchen to use. Where is Health and Safety in that. Eventually 12 Days Later an Electrician appeared and fixed faulty light. I was told by Scheme Manager that Repairs are all on 30 Day Response and Later informed it was now 90 Days Response. How can Orbit treat Elderly Disabled Residents in this Way. They Just Don't Care about anyone. Only Silly Rules & Regulations.

Chris · 1 November 2021

★★★★★ 3/5

Trustpilot

They never listen to their residents and are good at creative accounting.

I have been an Orbit resident for less than a year and live in Rosalind Court, Stratford upon Avon, which is Orbit's 2nd largest scheme in Warwickshire with 102 flats.

Lee · 17 June 2026

★★★★★ 1/5

Trustpilot

Does the department exist /were my money

Oh were to start orbit were great during our tenancy but now we have moved out its been hell We moved out 3 months ago and when leaving we spoke to the person who would collect keys and survey property so we would get deposit back and he was going week after. All good but this is were the issues start We were billed for a month that we were not there and had to chase for that refund and took around a month to get that back Out deposit is held in separate account apparently and they need outcome of survey to issue refundI have had to chase every week with numerous emails and calls and what ever this department is either consists of one person or maybe there still using carrier pigeons and more code because I have had no response. I'm 3 months into my new house and should not have any dealings with orbit now it's becoming a joke now 1. Were is my money 2. Were are the staff dealing with my issue 3. If no one has heard from surveyor in 3 months are they ok should we send help 4. You have done works in the flat since I left so I assume it was fine 5.if everyone that moves out of a place owned by you are they all waiting 3 months (getting onto 4 months) for a deposit returned or our you hoping they just forget

Roger · 24 September 2021

★★★★★ 5/5

Trustpilot

JOB WELL DONE

I personally found the electrician sent to my flat to be extremely thorough, knowledgeable, polite and didn't muck about. He had a job to do and he did it extremely well: so far so good.

Armchair · 6 May 2026

★★★★★ 1/5

Trustpilot

Orbit does not care about the safety of their tenants and their innocent children

Orbit has shown consistently poor customer service, they are dismissive, slow to respond and lack concern for tenant safety. Repairs are delayed, and when work is carried out, it is often incomplete.

Sinead · 26 May 2026

★★★★★ 1/5

Trustpilot

Disgraceful housing association…

In view of today's report of housing associations, it seems several HA's are performing well below any acceptable standards, Orbit is obviously included. How is it that 45% of your tenants are "happy" while a whopping 51% say they are bad or even worse most likely. I note from the annual sccounts to 31/3/20 that profits were £130m up from £116m. Well, where has this large profit come from, obviously from not keeping your properties maintained, and probably given as excessive salaries for the CEO and other higher level staff, and let the tenants suffer from damp, leaking roofs, no lights and no heating in some cases. In a case I know of, I reported in January about a leaking roof, yes, it is still leaking, bringing down plaster which apparently contains asbestos! In a private home, this would have been dealt with as a matter or urgency, not still a problem 6 months later and the area taped off until dealt with, as I know has happened in a private home. There is also a lack of lighting which of course will be ongoing due to the leaking roof. I know I am fighting a losing battle with you, as you will only send a standard reply asking me to phone and speak to someone, which I refuse to do, this is merely to let you know and everyone who looks on this site.

Catherine · 24 June 2021

★★★★★ 5/5

Trustpilot

Having had a bad year since Covidvid and…

Having had a bad year since Covid and lock down, I had suffered mental health issues and a breakdown. I was also burying my head in the sand and avoiding Orbit due to my rent arrears. Sharon Jones went above and beyond my expectations and helping me to realise I was going to lose my home if I didn't do something.She has been an absolute rock, so helpful, and supportive all the way. Having now cleared my arrears, Sharon still continued to support me in having an eviction cancelled, and get my tenancy renewed.I really couldn't recommend her more highly, she has been an absolute rock, throughout the process.

Suzanne · 23 June 2021

★★★★★ 5/5

Trustpilot

Jo-Ann Lyon has been extremely helpful…

Jo-Ann Lyon has been extremely helpful over the past 6 months. Helping me with a range of things since moving into my 1st orbit property from how to be a good neighbour to how to access further support from orbit. Jo-Ann enabled me to access the super surfer grant so that I could have the ability to get online and be confident in using the tablet I was provided. She also secured me funding to start a course of my choice. She has also offered wellbeing support and made sure I knew that she was always there if I needed to talk.

Maria · 7 June 2021

★★★★★ 5/5

Trustpilot

I was contacted with regard to suspension of housing benefit due to returning to full-time education

I was contacted with regard to my present rent situation as I have returned to full-time study and have been contributing to my rent with some assistance from Housing Benefit. However a person from Stratford District Council wanted to see all my Student Loan documents only my application process was online. To cut a long story short my Housing Benefit has been suspended and I was contacted today from a young lady that explained that my situation was not that serious of an issue due to the amount that is outstanding on my account as I have cleared an amount already and reassured me that it can resolved with an action plan she has helped me with. The kind lady explained that as long as you remain proactive and keep Orbit informed of your situation it will be resolved and everything will be okay. It gave me complete peace of mind to know that my housing association cares about the individual enough to help them accordingly in situations like this. I feel more positive now I now there are lines of communication available to help people as they try to progress in life.

Martyn · 27 May 2021

★★★★★ 1/5

Trustpilot

Stressful and anxiety

Problem l had was five months ago when Orbit should have sorted out when l spoke them about my 1 bedroom flat. The information they gave Universal Credit was l had 2 bedroom which was not true. I had to go to the job centre with my tenancy agreement to be sent on to Universal credit as proof. It’s only today after l thought everything had been sorted out that someone had to come round and take photos. The anxiety and stress Orbit have cause me what with lockdown on top of that l have lost faith in them.

Byron · 18 May 2021

★★★★★ 5/5

Trustpilot

Emma has been a brilliant help with…

Emma has been a brilliant help with getting in touch with the right people wish she wasnt leaving she help me understand and put into practice what she had all ready discussed in the support plan ahe helped me get in touch with people who helped me get a tablet to help with learning mental health emails etc and to keep in touch with the Bill's on line and any other corresponse needed.i do hope when shes ready she will take up the good work of helping others a she was so compassionate.

Samantha · 2 May 2021

★★★★★ 5/5

Trustpilot

Thank you

I found the support very helpful for me to keep on track, I had thinking about doing a course that would help get into a career, and orbit better days help to put my ideas into a plan, and helped me feel confident to apply and start.I found the whole service helpful because they offer a whole range of support in a lot areas.My coach was Susan Conway, Susan was very friendly and helpful. Susan know what help can be offered and how to help. Susan does her job very well.

Sammy-Jo · 27 April 2021

★★★★★ 1/5

Trustpilot

Horrendous

Horrendous, can’t ever get in touch with the estate manager, not once in years. Absolutely unacceptable and useless

Wilson · 19 August 2026

★★★★★ 5/5

Trustpilot

My disability and depression help

Due to my disability and depression, I found myself having major problems with my bills, which had a knock-on effect on my depression. By chance, I was introduced to Susan Conway of Orbit’s tenancy sustainment team (I never knew existed), this lady, in my opinion, went above and beyond my expectations. not only sorting out my rent but also my water and Council tax, she also helped in sorting out my housing benefit. I have a spinal disability of which I take a vast amount of pain and relaxant medication, it became apparent 18 months ago that my sleep was very poor, my mattress contributed to this. After some evidence seeking and form filling, Susan was also able to help with that! now when I'm able to sleep, it's fantastic. I was also put in touch with people to help me with my depression, outside of the Council Mental Health Team. I was also introduced to Amanda who runs the online digital training, I have not yet been able to interact with this properly yet, but the one I attended was very good. I never for one minute thought I had all this help in one place, words cannot express how grateful I am for the help Susan gave me, Orbit does actually care and are ready to help their customers 100% Thank you Orbit.

Ron · 7 March 2021

★★★★★ 1/5

Trustpilot

1 star is generous

Giving Orbing Housing a 1 star is generous, unfortunately zero stars was not an option. I have lived in my apartment for 8 years. Worst 8 years of my life, however unfortunately they put the costs up so much each year, far more than inflation or any raise you get at work and rinse you with the service charge so if you live alone you never get to the point of having enough savings to be able to move. I feel totally stuck here for the foreseeable future and it's honestly depressing. I am sure there are many social housing people/on benefits that are lovely and treat their home and surroundings well. I am not shaming anyone. But the unfortunate truth is there will always be a couple in any development that do not care, as people are bound to take more care of their home and surroundings if they pay for it, and it only takes 1 or 2 people to make things a nightmare. Our apartment block is completely ruined by a couple of people and a couple of other people's teenage sons on the social housing side of things, and the people that have bought their apartments are the ones who end up paying for all of the repairs and issues caused by them. So Orbit never bother finding the culprits, installing cctv to catch anyone etc. as they just charge the home owners for everything so they don't lose out so there's no incentive to bother. These people ruin the bin rooms causing us to have to keep paying for 'deep cleans' (how is someone putting bin bags in a bin deep cleaning?), the car park and grounds are filthy. The kids cycle and scoot around the car park scratching the cars, there's marks, dents and scratches over every single communal wall from them smashing them up and down the stairs and in the lift. The lift is usually broken, there are stains and filth everywhere, people let their dogs mess in the carpark. We have an electric front and back door and car park gate. There has not been 1 six month period in 8 years when all 3 were functional at the same time. For all of these problems after a few months they fix them, and they are immediately broken again, and then every year around Christmas we are whammed with another thousand pound service charge add on fee (to clarify this is ON TOP of the monthly service charge we pay which is already extortionate considering we are paying for things like cleaning when, for example, cleaners came 3 times during 2020). I would know, I have been stuck in this hellhole working from home for the entire lockdown. I paid just under 250 pounds last year for a cleaner to visit 3 times. I cleaned our hallway the rest of the time as I didn't fancy getting covid. What is even the point fixing a gate every single year when it gets broken a week later? Just take the gate off! It's not helping anyone with security as it is immediately broken. One time someone couldn't get in the back door. I got home from work and someone had simply removed the entire door! So nothing is really secure even with all the fobs and nonsense, as you can just get some tools and take the door off entirely. That was the main selling point to me as a woman living alone, to live in this block, the security. It is not secure in the slightest. If someone can't get in they simply break the door until it opens or they take the door off. I have had people banging on my door at all times of the day or night and living alone, it's pretty scary. Overall I would recommend living in a tent, a boat, a park, a hostel, on a beach, in a tree or frankly literally anywhere on the planet over living in any orbit housing home.Edited to reply to the frankly INSANE response from orbit. I pity you for working for the atrocity that is Orbit. You are clearly not ok. Do you need someone to come and save you? Do you have a safe word?You've clearly lost your mind working there because if in EIGHT YEARS you think that all of us in this block who aren't causing all the problems have not complained to your 'customer service' phone line over and over and over again? We OBVIOUSLY have. Orbit do, and this is no exaggeration. Absolutely NOTHING. So no, I won't be phone Orbit's customer service helpline to waste an hour talking to a complete fool who will do absolutely nothing with what I tell them. I will spread the message online far and wide that nobody should ever live in Orbit homes unless they actually want to ruin their life in the hope it saves someone from the hell that I am living in.

S · 22 February 2021

★★★★★ 1/5

Trustpilot

Orbit only cares about your money, not you.

Orbit have ignored my pleas for help for 4 years. My mental health is ruined because of Orbit. I'm at the stage I don't even want to live due to orbit ignoring my disbility and rights.They pretend to care only to ditch you when you most need your help. They lie, ignore your calls, hang up on you. ignore your messages and close complaints without any care. They scam you into paying fee's for other residents mess. Since when does it cost £400 to remove a sofa, an arm chair and a fridge freezer and a few rubbish bags? it never has. It costs £100 at most including a van rental.They force you to pay fee's for street lighting, yet leaving street lights blown for 6+ months but still charging you for it's electric. They leave you with house lighting that's built so poorly it's melted in the socket and a fire risk.Their ground maintenance resolves around a guy sleeping in a van for 45 minutes, coming out for 5 minutes, cutting some leaves/branches and sitting in the van for another 10 minutes, coming out then trying to clean up but leaving it worse than before.Grass cutting, well we would need grass to cut. 90% is weeds.When you complain they lose the information/notes. The houses are left in disrepair and when you beg for help they just close the case without any care. Fact, currently sitting here bleeding as I hurt myself after a mental break down which resulted in me breaking glass and catching my arm against it, you ignored medical advice offered from my doctor 4 years ago stating this home isn't suitable and I should be moved asap, this has left me unable to get to my support network. Thanks so much Orbit.UPDATE: Being so concerned Orbit called the Police over 18 hours later. While yes I was injured again due to their failures, they still haven't shown care towards the issues they've caused. They still haven't replied to me or any messages, or kept their word. The Police were pretty annoyed it got this far and are sending Orbit a response back along with my GP, who I happened to be at when the Police turned up at my home. Both of which are unhappy of Orbit's actions.I'm still awaiting a lawyer to call me back.

Damien · 2 February 2021